Attachment B - Staff Report - Z-79-22-4.pdf
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Staff Report Z-79-22-4
January 5, 2023
Encanto Village Planning Committee
Meeting Date:
January 9, 2023
Planning Commission Hearing Date:
February 2, 2023
Request From:
R-3 (Multifamily Residence District) (1.62
acres)
Request To:
R-4 (Multifamily Residence District) (1.62
acres)
Proposed Use:
Multifamily residential
Location:
Approximately 200 feet northwest of the
northwest corner of 12th Street and Turney
Avenue
Owner:
Turney Canals, LLC
Applicant:
Nicholas A. Sobraske, Gammage &
Burnham, PLC
Representative:
Ashley Z. Marsh, Gammage & Burnham,
PLC
Staff Recommendation:
Approval, subject to stipulations
General Plan Conformity
General Plan Land Use Map Designation
Residential 10 to 15 dwelling units per acre
Street Map Classification Turney Avenue
Local Street
25-foot north half street
CELEBRATE OUR DIVERSE COMMUNITIES & NEIGHBORHOODS CORE VALUE;
CERTAINTY & CHARACTER; DESIGN PRINCIPLE: Create new development or
redevelopment that is sensitive to the scale and character of the surrounding
neighborhoods and incorporates adequate development standards to prevent
negative impact(s) on the residential properties.
The requested R-4 zoning district will result in development that is sensitive to the scale
and character of the surrounding area. The surrounding area contains primarily multifamily
housing at a variety of intensities within multifamily zoning districts and is adjacent to the
Grand Canal, creating an opportunity for activation.
ATTACHMENT B
Staff Report: Z-79-22-4
January 5, 2023
Page 2 of 10
General Plan Conformity
CONNECT PEOPLE AND PLACES CORE VALUE; CANALS AND TRAILS; DESIGN
PRINCIPLE: Provide multi-use trail connections where appropriate.
The proposal will provide additional connections to the Grand Canal trail. The
development will activate this portion of the canal frontage with balconies oriented toward
the canal, view fencing along the canal edge, and new pedestrian connections.
BUILD THE SUSTAINABLE DESERT CITY CORE VALUE; TREES AND SHADE;
DESIGN PRINCIPLE: Integrate trees and shade into the design of new development
and redevelopment projects throughout Phoenix.
The proposal will shade the sidewalk on Turney Avenue and provide landscaping on all
sides of the development. This will help to provide shade for pedestrians in and around the
community and to mitigate the urban heat island effect by covering hard surfaces, thus
cooling the micro-climate around the vicinity.
Applicable Plans, Overlays, and Initiatives
Housing Phoenix Plan: See Background Item No. 6.
Tree and Shade Master Plan: See Background Item No. 7.
Complete Streets Guiding Principles: See Background Item No. 8.
Comprehensive Bicycle Master Plan: See Background Item No. 9.
Zero Waste PHX: See Background Item No. 10.
Surrounding Land Uses and Zoning
Land Use
Zoning
On Site
Multifamily residential
R-3
North (across Grand
Canal)
Electric utility substation and
commercial uses
R-3 and R-5
South (across Turney
Avenue)
Multifamily residential
R-4 and R-5
Staff Report: Z-79-22-4
January 5, 2023
Page 3 of 10
Surrounding Land Uses and Zoning
Land Use
Zoning
East (across Grand
Canal)
Commercial uses
R-5
West
Multifamily residential
R-3
R-4 - Multifamily Residence District
(Subdivision Development Option)
Standards
Requirements
Provisions on the
Proposed site Plan
Gross Acreage
-
1.62 acres
Maximum Number of Units
47 units
45 units (Met)
Maximum Density
(Dwelling units per acre)
29
27.78 (Met)
Maximum Lot Coverage
50%
36% (Met)
Maximum Building Height
3 stories or 40 feet
3 stories and 40 feet (Met)
Minimum Building Setbacks
Front (Turney Avenue)
20 feet
20 feet (Met)
Sides
10 and 3 feet
West: 10 feet* (Not Met)
Rear
Minimum 15 feet (Per R-4
standards)
Maximum 8 feet (width of
Public Utility Easement) for
50%-85% of the building
50%-85% of the building must
be built to the canal build-to-
line as per 507 Tab
A.II.E.2.7.3.
Not depicted
Minimum Open Space
5% of the gross site area
5.1% (Met)
Minimum Parking
53 spaces required
1.3 spaces per efficiency unit;
1.5 spaces per 1 or 2 bedroom
unit; 2 spaces per 3 or more
bedroom unit; 1.0 spaces per
unit of less than 600 square feet
55 spaces (Met)
Staff Report: Z-79-22-4
January 5, 2023
Page 4 of 10
R-4 - Multifamily Residence District
(Subdivision Development Option)
Standards
Requirements
Provisions on the
Proposed site Plan
Minimum Landscape Setbacks
Front (Turney Ave)
20 feet
20 feet (Met)
Sides
5 feet
West: 5 feet (Met)
Rear
5 feet
The area between the portion
of the structure not
constructed to the build-to line
and the canal should be a
public or private pedestrian
area with a hard surface
including street furniture,
functional planting, and other
pedestrian amenities, per 507
Tab A.II.E.2.7.4.
Not depicted
*Variance or site plan revision required
Background/Issues/Analysis
SUBJECT SITE
1.
This request is to rezone 1.62 acres located approximately 200 feet northwest of the
northwest corner of Turney Avenue and 12th Street from R-3 (Multifamily Residence
District) to R-4 (Multifamily Residence District) for a multifamily residential
development. The site currently contains a multifamily residential development.
GENERAL PLAN LAND USE MAP DESIGNATIONS
2.
The subject site is designated as
Residential 10 to 15 dwelling units per
acre on the General Plan Land Use Map.
The areas to the north, west, east and
south are also designated as Residential
10 to 15 dwelling units per acre. Further
to the east, the General Plan Land Use
Map designation is Commercial.
General Plan Land Use Map, Source:
Planning and Development Department
Staff Report: Z-79-22-4
January 5, 2023
Page 5 of 10
The proposed zoning district is not consistent with the General Plan Land Use Map
designation. However, the site is less than 10 acres; therefore, a General Plan Land
Use Map amendment is not required.
SURROUNDING LAND USES AND ZONING
3.
The subject site and all adjacent
properties contain multifamily
residential zoning at varying
intensities. The subject site is within
an R-3 district that extends to the
north and west and abuts an R-5
district to the east that generally runs
along 12th Street. There is an R-4
district to the south across Turney
Avenue. Surrounding properties
contain multifamily residential
buildings to the west and south,
commercial uses to the northeast
along 12th Street, and a utility
substation to the north across the
Grand Canal.
Zoning Aerial Map, Source: Planning and
Development Department
PROPOSAL
4.
Site Plan
The site plan, attached as an exhibit, features a three-story multifamily residential
building with ground floor parking and two levels of apartments above, containing 45
dwelling units. Vehicular access is shown from a driveway on Turney Avenue with
10 outdoor parking spaces in the front of the building and the remainder of the
parking spaces located on the first floor of the building. The proposal includes 5.1
percent common open space with amenities to include a pool, barbecue area, and
turf.
The proposal is subject to the Canal Bank standards of Section 507 Tab A of the
Phoenix Zoning Ordinance and meets the standards in the following ways. The
proposal will provide a connection between the canal and the building’s amenity
area through a pedestrian gate. The development will include view fencing with no
solid walls above three feet high along the edge with the canal, and residential
windows and balconies will be oriented toward the canal. The development as
depicted on the conceptual site plan does not comply with the design presumption
of constructing the building along the canal build-to line. Therefore, staff does not
recommend general conformance to the site plan. The developer will pursue
Staff Report: Z-79-22-4
January 5, 2023
Page 6 of 10
flexibility of the presumption during the development review process.
The development will comply with the bicycle parking requirements of Chapter 13
(Walkable Urban Code) of the Phoenix Zoning Ordinance, providing bicycle parking
spaces at a minimum rate of 25 percent of the number of units (Stipulation No. 3).
5.
Elevations
The conceptual building elevations, attached as an exhibit, depict a building with two
levels of apartments above one level of parking and show color variation and
balconies that promote visual interest in the building. Staff recommends Stipulation
No. 1, requiring general conformance to the building elevations to ensure the
building is developed as proposed.
STUDIES AND POLICIES
6.
Housing Phoenix
In June 2020, the Phoenix City Council approved the Housing Phoenix Plan. This
Plan contains policy initiatives for the development and preservation of housing with
a vision of creating a stronger and more vibrant Phoenix through increased housing
options for residents at all income levels and family sizes. Phoenix’s rapid
population growth and housing underproduction has led to a need for over 163,000
new housing units. Current shortages of housing supply relative to demand are a
primary reason why housing costs are increasing. The proposed development
supports the Plan’s goal of preserving or creating 50,000 housing units by 2030 by
contributing to a variety housing types that will address the supply shortage.
7.
Tree and Shade Master Plan
The Tree and Shade Master Plan encourages treating the urban forest as
infrastructure to ensure the trees are an integral part of the City’s planning and
development process. Sidewalks on the street frontages should be detached from
the curbs to allow trees to be planted on both sides of the sidewalk to provide
thermal comfort for pedestrians and to reduce the urban heat island effect. The
proposal will include a landscape setback along Turney Avenue with a 50 percent
shade requirement along the public sidewalk and will provide additional shading
along the side property line and adjacent to the canal.
8.
Complete Streets Guiding Principles
In 2014, the City of Phoenix City Council adopted the Complete Streets Guiding
Principles. The principles are intended to promote improvements that provide an
accessible, safe, connected transportation system to include all modes, such as
bicycles, pedestrians, transit, and vehicles. The proposal will provide a new
pedestrian connection to the Grand Canal, promoting the use of alternative modes
of transportation, such as walking and biking.
Staff Report: Z-79-22-4
January 5, 2023
Page 7 of 10
9.
Comprehensive Bicycle Master Plan
The City of Phoenix adopted the Comprehensive Bicycle Master Plan in 2014 to
guide the development of its Bikeway System and supportive infrastructure. The
Comprehensive Bicycle Master Plan supports options for both short- and long-term
bicycle parking as a means of promoting bicyclist traffic to a variety of destinations.
As stipulated, the project will provide bicycle parking spaces, consistent with the
requirements of the Walkable Urban (WU) Code. This is addressed in Stipulation
No. 3.
10.
Zero Waste PHX
The City of Phoenix is committed to its waste diversion efforts and has set a goal to
become a zero-waste city, as part of the city’s overall 2050 Environmental
Sustainability Goals. One of the ways Phoenix can achieve this is to improve and
expand its recycling and other waste diversion programs. The application states that
the proposed development will provide recycling services.
COMMUNITY INPUT SUMMARY
11.
As of the writing of this report, staff has not received any letter in support or
opposition to this case.
INTERDEPARTMENTAL COMMENTS
12.
The Street Transportation Department commented that the developer shall
construct a minimum five-foot-wide sidewalk along Turney Avenue, provide bicycle
parking consistent with the Walkable Urban Code, deposit funds in an escrow
account for the purposes of upgrading the pedestrian crossing along the Grand
Canal at 12th Street, and that all street improvements are constructed to city and
ADA standards. These are addressed in Stipulation Nos. 2 through 5.
13.
The Water Services Department commented that the property has existing water
and sewer mains that can potentially serve the development. In addition, the Water
Services Department commented that capacity is a dynamic condition that can
change over time due to a variety of factors.
14.
The Aviation Department commented that the property owner shall record a Notice
to Prospective Purchasers of Proximity to Airport in order to disclose the existence,
and operational characteristics of Phoenix Sky Harbor Airport to future owners or
tenants of the property. This is addressed in Stipulation No. 6.
15.
The Fire Department commented that there were no anticipated problems with the
referenced case and that the development will need to comply with the Phoenix Fire
Code.
Staff Report: Z-79-22-4
January 5, 2023
Page 8 of 10
OTHER
16.
The site is located in a larger area identified as being archaeologically sensitive. If
further review by the City of Phoenix Archaeology Office determines the site and
immediate area to be archaeologically sensitive, and if no previous archaeological
projects have been conducted within this project area, it is recommended that
archaeological Phase I data testing of this area be conducted. Phase II
archaeological data recovery excavations may be necessary based upon the results
of the testing. A qualified archaeologist must make this determination in consultation
with the City of Phoenix Archaeologist. In the event archaeological materials are
encountered during construction, all ground disturbing activities must cease within a
33-foot radius of the discovery and the City of Phoenix Archaeology Office must be
notified immediately and allowed time to properly assess the materials. This is
addressed in Stipulation Nos. 7 through 9.
17.
Staff has not received a completed form for the Waiver of Claims for Diminution in
Value of Property under Proposition 207 (A.R.S. 12-1131 et seq.), as required by
the rezoning application process. Therefore, a stipulation has been added to require
the form be completed and submitted prior to preliminary site plan approval. This is
addressed in Stipulation No. 10.
18.
Development and use of the site is subject to all applicable codes and ordinances.
Zoning approval does not negate other ordinance requirements. Other formal
actions such as, but not limited to, zoning adjustments and abandonments, may be
required.
Findings
1.
The requested R-4 zoning district is consistent with the zoning districts in the
surrounding area.
2.
The proposal is consistent with the surrounding uses in the area and will provide for
additional housing options in the Encanto Village.
3.
The proposed development enhances connectivity in the immediate vicinity by
constructing a sidewalk along Turney Avenue, providing a private connection from
the canal to the development, and contributes funds to upgrade the canal crossing at
12th Street.
Staff Report: Z-79-22-4
January 5, 2023
Page 9 of 10
Stipulations
1.
The development shall be in general conformance with the elevations date
stamped October 19, 2022 as approved by the Planning and Development
Department.
2.
The developer shall construct a minimum 5-foot-wide sidewalk along the north
side of Turney Avenue, as approved by the Planning and Development
Department.
3.
The developer shall provide bicycle parking and/or storage as required by
Chapter 13, Section 1307.H, as approved by the Planning and Development
Department.
4.
The developer shall deposit $25,000 in an escrow account to the Street
Transportation Department prior to preliminary site plan approval for the
purposes of upgrading the pedestrian crossing along the Grand Canal and 12th
Street.
5.
The developer shall construct all streets within and adjacent to the development
with paving, curb, gutter, sidewalk, curb ramps, streetlights, median islands,
landscaping and other incidentals, as per plans approved by the Planning and
Development Department. All improvements shall comply with all ADA
accessibility standards.
6.
The property owner shall record documents that disclose the existence, and
operational characteristics of the Phoenix Sky Harbor Airport to future owners or
tenants of the property. The form and content of such documents shall be
according to the templates and instructions provided which have been reviewed
and approved by the City Attorney.
7.
If determined necessary by the Phoenix Archaeology Office, the applicant shall
conduct Phase I data testing and submit an archaeological survey report of the
development area for review and approval by the City Archaeologist prior to
clearing and grubbing, landscape salvage, and/or grading approval.
8.
If Phase I data testing is required, and if, upon review of the results from the
Phase I data testing, the City Archaeologist, in consultation with a qualified
archaeologist, determines such data recovery excavations are necessary, the
applicant shall conduct Phase II archaeological data recovery excavations.
9.
In the event archaeological materials are encountered during construction, the
Staff Report: Z-79-22-4
January 5, 2023
Page 10 of 10
developer shall immediately cease all ground-disturbing activities within a 33-foot
radius of the discovery, notify the City Archaeologist, and allow time for the
Archaeology Office to properly assess the materials.
10.
Prior to preliminary site plan approval, the landowner shall execute a Proposition
207 waiver of claims form. The waiver shall be recorded with the Maricopa
County Recorder's Office and delivered to the City to be included in the rezoning
application file for record.
Writer
Sarah Stockham
January 5, 2023
Team Leader
Racelle Escolar
Exhibits
Zoning sketch map
Aerial sketch map
Conceptual Site Plan date stamped October 19, 2022
Conceptual Building Elevations date stamped October 19, 2022
C/Z-39-86
Z-81-00
Z-1-14
*
*
*
R-4
R-4
R-5
R-4
R-3
R-5
R1-6
P-1
R-4
C-2
R-3
R-3
11TH ST
12TH ST
10TH ST
11TH PL
ROMA AVE
GLENROSA AVE
CAMPBELL AVE
LONGVIEW AVE
TURNEY AVE
I-17
19TH AVE
7TH AVE
CENTRAL AVE
7TH ST
16TH ST
24TH ST
SR 51
MC DOWELL RD
THOMAS RD
INDIAN SCHOOL RD
G
r
an
d
C
a
n
a
l
ENCANTO VILLAGE
CITY COUNCIL DISTRICT: 4
I
APPLICANT'S NAME:
APPLICATION NO.
Z-79-22
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
1.62 Acres
MULTIPLES PERMITTED
* Maximum Units Allowed with P.R.D. Bonus
R-3
R-4
CONVENTIONAL OPTION
23
47
* UNITS P.R.D. OPTION
28
56
Nicholas A. Sobraske/Gammage&Burnham,PLC
DATE:
11/01/2022
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 17-29
ZONING MAP
H-8
REQUESTED CHANGE:
FROM: R-3 ( 1.62 a.c.)
TO:
R-4 ( 1.62 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2022\Z-79-22.mxd
Z-79-22
0.045
0
0.045
0.0225
Miles
C/Z-39-86
Z-81-00
Z-1-14
*
*
*
R-4
R-4
R-5
R-4
R-3
R-5
R1-6
P-1
R-4
C-2
R-3
R-3
11TH ST
12TH ST
10TH ST
11TH PL
ROMA AVE
GLENROSA AVE
CAMPBELL AVE
LONGVIEW AVE
TURNEY AVE
Maricopa County Assessor's
I-17
19TH AVE
7TH AVE
CENTRAL AVE
7TH ST
16TH ST
24TH ST
SR 51
MC DOWELL RD
THOMAS RD
INDIAN SCHOOL RD
G
r
an
d
C
a
n
a
l
ENCANTO VILLAGE
CITY COUNCIL DISTRICT: 4
I
APPLICANT'S NAME:
APPLICATION NO.
Z-79-22
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
1.62 Acres
MULTIPLES PERMITTED
* Maximum Units Allowed with P.R.D. Bonus
R-3
R-4
CONVENTIONAL OPTION
23
47
* UNITS P.R.D. OPTION
28
56
Nicholas A. Sobraske/Gammage&Burnham,PLC
DATE:
11/01/2022
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 17-29
ZONING MAP
H-8
REQUESTED CHANGE:
FROM: R-3 ( 1.62 a.c.)
TO:
R-4 ( 1.62 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2022\Z-79-22.mxd
Z-79-22
0.045
0
0.045
0.0225
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